Crack Sealing in Corvallis, OR

Crack sealing is cleaning out cracks in asphalt and filling them with a flexible sealant so water cannot get into the base. In most climates it is good maintenance. In Corvallis, where most of the year's 43 inches of precipitation falls between November and March, it is the single most important thing you can do to make a driveway or lot last.

Why water in cracks matters

An open crack is a funnel into the base rock and the silty, clay-rich soil below. Through a wet season, that water softens the base along the crack, the edges start to break, and the crack spreads into a network. Sealing a crack while it is still a single line costs a fraction of what the base repair will cost later.

How we seal

We clean cracks with compressed air or a hot-air lance to remove dirt, moss and moisture, then fill them with hot-pour rubberized sealant that stays flexible as pavement expands and contracts. Wide cracks may be routed first to create a clean reservoir for the sealant. Crack sealing needs dry cracks, so we do it in dry weather.

Which cracks to seal

Single cracks, longitudinal joints and transverse cracks are good candidates. Alligator cracking, a web of small interconnected cracks, usually means the base has already failed; sealing it only delays the inevitable, and we will recommend a patch instead.

Costs

Angi lists crack filling at about $1 to $3 per linear foot, or $100 to $400 for a typical driveway. HomeGuide gives a range of about $0.50 to $3 per linear foot. Parking lots are priced by the linear foot of crack.

Timing

The best time is late summer and early fall, before the rains return, when cracks are dry and open. Sealing then keeps the winter's water out.

Crack sealing as a yearly habit

The valley's wet season is long and reliable. A quick walk around the driveway or lot each August, marking new cracks, and sealing them before October keeps most of the winter's water out of the base. For parking lots, we can do this as an annual service.

Concrete joints and transitions

Where asphalt meets a concrete garage apron, sidewalk or curb, a gap opens over time. Water pours in there. We seal those joints along with the cracks.

Moss in cracks

In shady spots, moss grows in cracks and holds water. We clear it out and dry the crack before sealing so the sealant bonds and keeps water out.

What crack sealing will not fix

Crack sealing protects pavement that is still structurally sound. It does not fix sinking, ruts, potholes or alligator cracking. If those show up, the base underneath has already lost strength and needs a patch or more. We tell you which is which when we walk the pavement.